16, THE REEDS, WELWYN GARDEN CITY, AL7 3BN - £367,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

16 THE REEDS is a midsized extended detached house of 129m², built sometime between 1991 and 1995, which could now be worth an estimated £600,557. It was last sold for £367,000 in March 2011, which was around 34% below the average March 2011 detached price in the Welwyn Hatfield local authority area. The most recent EPC inspection was January 2011, where the current energy rating was D, and the potential energy rating was C.

16 THE REEDS Sold Prices

Land registry data shows five sales for 16 THE REEDS since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Welwyn Hatfield local authority area for the corresponding sale date. All of the five 16 THE REEDS sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2011 25 MAR	£367,000	£552,637	34% below HPI
2003 20 AUG	£280,000	£424,831	34% below HPI
2001 5 DEC	£238,000	£341,682	30% below HPI
1996 6 NOV	£122,500	£177,530	31% below HPI
1995 8 DEC	£124,995	£164,649	24% below HPI

16 THE REEDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Welwyn Hatfield local authority area over time, sourced from the HPI. The five 16 THE REEDS sales between December 1995 and March 2011 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the August 2003 sale was for 34% below the HPI. So the extrapolation line tracks at 34% below the HPI over time, until the March 2011 sale, which was also at 34% below the HPI.

What might 16 THE REEDS be worth now?

16 THE REEDS might now be worth an estimated £600,557.

This is based on house price inflation of 63.6%, between March 2011 and December 2024, for detached houses, in the Welwyn Hatfield local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 63.6% inflationary increase is applied to the most recent sale price for 16 THE REEDS of £367,000 on 25th March 2011. For the value to have increased from £367,000 to £600,557 over the twelve years and three months to December 2024, the following assumptions must hold true:

• The value of 16 THE REEDS has moved in line with the HPI for detached houses in the Welwyn Hatfield local authority area.
• The March 2011 sale price of £367,000 represented a fair market value for the property.
• The size, condition, and specification of 16 THE REEDS has not materially changed since March 2011.

How Large is 16 THE REEDS?

16 THE REEDS is 129m², which includes one extension, according to the EPC inspection conducted in January 2011. This puts it in the largest 50% of detached houses houses in Welwyn Garden City, based on EPC data. The below chart shows the distribution of detached houses houses by size in Welwyn Garden City, and where 16 THE REEDS lies on this distribution: 53% of detached houses houses are smaller than 16 THE REEDS, and 47% of houses are larger. Note that EPC data is not available for all properties in Welwyn Garden City.

16 THE REEDS: Plot and Title Map

16 THE REEDS sits on a plot of roughly 0.075 of an acre, or 304m². The below map shows the location of 16 THE REEDS, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 16 THE REEDS). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 16 THE REEDS?

16 THE REEDS is located in WELWYN GARDEN CITY, in the AL7 postcode district. The below map shows the position of No. 16 on THE REEDS.